79 Parker St · Gouverneur, NY 13642

$149,999

4 bd · 2.0 ba · 1,752 sqft · SingleFamily public records · 57 Days on market

Built 1850 7,800 sqft lot $86/sqft · 56% above area

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.3/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to 79 Parker Street in Gouverneur. A remodeled 3-bedroom, 1 bathroom home offering potentially 1,897 sq ft of living space with the addition of 440 sq ft unfinished space. Providing opportunities for future customization. The updated kitchen features new flooring, a walk-in pantry, and relocated first-floor laundry, creating improved flow and everyday functionality. The dining area connects seamlessly to the kitchen, offering a comfortable space for daily use and gatherings. Additional interior improvements include fresh paint, built-in shelving, a mantle accent wall, and a functional mudroom entry. Recent contractor updates include a new metal roof, new chimney, remodeled kitchen, and newly constructed upstairs addition, adding both value and usable space. Situated on an approximately 7,800 sq ft lot, the property includes a covered porch, uncovered deck, metal shed, and wooden shed with a new shingled roof, providing outdoor space and additional storage options. This property offers a combination of recent updates, flexible living space, and room for future possibilities.

Key facts

• Dining area
• Updated kitchen
• Built-in shelving

Tags

• REMODELED HOME
• UPDATED KITCHEN
• WALK-IN PANTRY
• FIRST-FLOOR LAUNDRY
• DINING AREA
• BUILT-IN SHELVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $29 ($343/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (5.1% below list).
• Recommended offer: $142k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#605 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D+, amenities F, commute F.
• Gouverneur Central School District (town): math 23% / reading 34% proficiency, ranked #582 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 62 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (6.2% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,298 (5.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (median comp): $96,180
• List price: $149,999
• Delta: 55.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 W Main St	0.26mi	3/2.0 (-1)	1,780 (+2%)	19mo	$34,500	$19	64
32 Bellevue St	0.43mi	3/2.0 (-1)	1,700 (-3%)	22mo	$265,000	$156	52
326 Ush 11	0.37mi	3/2.0 (-1)	1,508 (-14%)	8mo	$220,000	$146	48
37 Sterling St	0.69mi	5/2.0 (+1)	1,890 (+8%)	16mo	$60,000	$32	36
26-30 Rowley St #30	0.74mi	5/2.5 (+1)	2,000 (+14%)	10mo	$187,000	$94	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.13×
• Total profit: $47,431
• Equity at exit: $96,685

10-year hold

• IRR: 16.4%
• Equity multiple: 4.28×
• Total profit: $137,643
• Equity at exit: $177,434

Cash invested: $42,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13642

• Home prices YoY: 1.8%
• Active inventory: 62
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$246 /mo · $2,958/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $29

Break-even live

Break-even rent $1,387

Max offer price $149,999

Occupancy floor 93%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Rock Island St Gouverneur, NY	4.0	2.5	2350	$1,750	$0.74	43d	1	0.82mi
500 Sleepy Hollow Rd Gouverneur, NY	3.0	2.0	1499	$1,114	$0.74	43d	3	0.89mi

Listing history 18 events

1. 2026-06-18
   days on market $149,999 Active 57 DOM
2. 2026-06-17
   days on market $149,999 Active 56 DOM
3. 2026-06-16
   days on market $149,999 Active 55 DOM
4. 2026-06-15
   days on market $149,999 Active 54 DOM
5. 2026-06-13
   days on market $149,999 Active 52 DOM
6. 2026-06-12
   days on market $149,999 Active 51 DOM
7. 2026-06-09
   days on market $149,999 Active 48 DOM
8. 2026-06-08
   days on market $149,999 Active 47 DOM
9. 2026-06-07
   days on market $149,999 Active 46 DOM
10. 2026-06-07
    days on market $149,999 Active 45 DOM
11. 2026-06-04
    days on market $149,999 Active 42 DOM
12. 2026-06-02
    pricedays on market $149,999 Active 41 DOM
13. 2026-06-01
    days on market $165,000 Active 40 DOM
14. 2026-05-31
    days on market $165,000 Active 39 DOM
15. 2026-04-22
    listed $165,000 Active 1098-char remark

    Show marketing remark (1098 chars)

    Welcome to 79 Parker Street in Gouverneur. A remodeled 3-bedroom, 1 bathroom home offering potentially 1,897 sq ft of living space with the addition of 440 sq ft unfinished space. Providing opportunities for future customization. The updated kitchen features new flooring, a walk-in pantry, and relocated first-floor laundry, creating improved flow and everyday functionality. The dining area connects seamlessly to the kitchen, offering a comfortable space for daily use and gatherings. Additional interior improvements include fresh paint, built-in shelving, a mantle accent wall, and a functional mudroom entry. Recent contractor updates include a new metal roof, new chimney, remodeled kitchen, and newly constructed upstairs addition, adding both value and usable space. Situated on an approximately 7,800 sq ft lot, the property includes a covered porch, uncovered deck, metal shed, and wooden shed with a new shingled roof, providing outdoor space and additional storage options. This property offers a combination of recent updates, flexible living space, and room for future possibilities.

16. 2014-07-07
    soldstatus $80,000
17. 2014-07-02
    soldstatus $80,000 1029-char remark

    Show marketing remark (1029 chars)

    SQUEEKY CLEAN--NO "dust bunnies' in this lovely home!!! No maintance exterior with vinyl siding, one year old roof, insulated windows, double blacktop driveway, enclosed porch and 12' x 21' back deck overlooking a private backyard. Two storaage sheds with the larger 12' x 16' one having electricity. Super insulated home with 18" in the attic, 6" in the walls and an efficient Thermopride FWA oil furnace. Large two level kitchen with LOTS of cabinets and counter space, rack for cooking dishes, built-in dishwasher and stove and refrigerator included in the sale. Attractive eating area near sliding doors to back deck. You can fit all the relatives for Thanksgiving Dinner in your 12' x 18' dining room. A carpeted living room and modern full bath complete the first floor. There are three carpeted bedrooms with closets upstairs plus a hall closet. The total taxes are quoted without any exemptions. The standard STAR exempation will save you about $350/year. GIVE A CALL TODAY!! TOMORROW IT MAY BE SOLD. !!

18. 2013-08-06
    listed $79,500 1029-char remark

    Show marketing remark (1029 chars)

    SQUEEKY CLEAN--NO "dust bunnies' in this lovely home!!! No maintance exterior with vinyl siding, one year old roof, insulated windows, double blacktop driveway, enclosed porch and 12' x 21' back deck overlooking a private backyard. Two storaage sheds with the larger 12' x 16' one having electricity. Super insulated home with 18" in the attic, 6" in the walls and an efficient Thermopride FWA oil furnace. Large two level kitchen with LOTS of cabinets and counter space, rack for cooking dishes, built-in dishwasher and stove and refrigerator included in the sale. Attractive eating area near sliding doors to back deck. You can fit all the relatives for Thanksgiving Dinner in your 12' x 18' dining room. A carpeted living room and modern full bath complete the first floor. There are three carpeted bedrooms with closets upstairs plus a hall closet. The total taxes are quoted without any exemptions. The standard STAR exempation will save you about $350/year. GIVE A CALL TODAY!! TOMORROW IT MAY BE SOLD. !!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,958 · $246/mo
• Projected year-2 tax: $2,958 · $246/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,076
• − Mortgage interest: −$8,402
• − Property taxes: −$2,958
• − Insurance: −$750
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,364
• Taxable loss: −$2,130
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $854/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gouverneur Central School District
• NCES district ID: 3612360
• Math proficiency: 23% ▼ -8.00%
• Reading proficiency: 34% ▲ 8.00%
• Median HH income: $41,217
• Composite: 24.08/100
• National rank: #7757
• State rank: #582 of 590 in NY

Livability — Gouverneur

• Score: 67/100
• State rank: #605
• US rank: #10956

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing B+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gouverneur, NY
• Population (ZIP): 9,018

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 4%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Lithuanian 8% Slovak 4% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 349.6603
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+107.5% since first listed

4 events — show timeline

• 2026-04-22 Listed $165,000 CNYIS
• 2014-07-07 Sold (Public Records) $80,000 Public Records
• 2014-07-02 Sold (MLS) $80,000 SLCMLS
• 2013-08-06 Listed $79,500 SLCMLS

Property tax history

+8.9%/yr

Latest (2025): $2,958 · +1.7% YoY. Source: county tax records.